Morro Bay Municipal Code § 17.08.030 Development standards (IP)

The specific purposes of the commercial and mixed use districts are to:

A. Provide for the orderly, well-planned, and balanced development of commercial and mixed-use districts;

B. Designate adequate land for a full range of local- and regional-serving retail and commercial services consistent with the general plan/LCP land use plan to maintain and strengthen the city's economic resources;

C. Provide appropriately located areas for a range of commercial uses that provide for a variety of good and services for residents, employees, and visitors;

D. Provide opportunities for a mix of complementary uses that may combine residential and non-residential uses or combine a variety of non-residential uses on the same site; and

E. Promote pedestrian-oriented, mixed-use commercial centers at appropriate locations.

Additional purposes of each commercial and mixed use district are as follows:

Neighborhood Commercial (NC). This district is intended to provide areas for smaller-scale neighborhood commercial areas which provide goods, services, and businesses to meet the day-to-day needs of nearby residents. Residential uses are allowed above and behind commercial uses and as stand-alone development in certain areas. This district implements the neighborhood commercial general plan/LCP land use plan land use designation.

Community Commercial (CC). This district is intended to create, maintain and enhance walkable community commercial areas that provide a mix of community-oriented uses including retail stores, restaurants, professional and medical offices, and personal services. Residential uses are allowed above and behind commercial uses and as stand-alone development in certain areas. This district implements the community commercial and the mixed use general plan/LCP land use plan land use designation.

District Commercial (DC). This district provides locations for retail, commercial, and service uses that meet local and regional demand. It is intended for larger-scale development that is appropriate in an auto-oriented environment. This district implements the district commercial general plan/LCP land use plan land use designation.

Visitor Serving Commercial VSC. This district is intended to provide areas for visitor-oriented services and uses located at easily accessible locations and tourist destinations. A range of visitor-serving uses are allowed, including hotels and motels, restaurants, retail, recreation, and other uses that accommodate visitor needs and activities. Residential uses are allowed in certain areas. This district implements the visitor-serving commercial general plan/LCP land use plan land use designation.

Transitional Mixed Use (TMU). This district is intended as a flexible district providing appropriate transitions from the commercial mixed-use character of the downtown to adjacent residential neighborhoods. A wide range of uses are allowed, including service, commercial, office, residential, public, and visitor serving uses. This district implements the mixed use general plan/LCP land use plan land use designation.

(Ord. No. 662, § 2, 12-13-23)

Table 17.08.020, Land Use Regulations—Commercial and Mixed Use Districts, sets the land use regulations for commercial and mixed use districts. The regulations for each district are established by letter designation as follows:

"P" designates permitted uses.

"M" designates use classifications that are permitted after review and approval of a minor use permit pursuant to Chapter 17.40, Use Permits.

"C" designates use classifications that are permitted after review and approval of a conditional use permit pursuant to Chapter 17.40, Use Permits.

"(#)" numbers in parentheses refer to specific limitations listed at the end of the table.

"-" designates uses that are not permitted.

For all uses, approval of a coastal development permit pursuant to Chapter 17.39, Coastal Development Permits (IP), may be required.

Land uses are defined in Chapter 17.53, Land Use Classifications. In cases where a specific land use or activity is not defined, the director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the uses below are prohibited. Section numbers in the right hand column refer to specific regulations applicable to the particular use classification located in other sections of this code.

TABLE 17.08.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED USE DISTRICTS P: Permitted Use; M: Minor Use Permit Required; C: Conditional Use Permit Required; -: Use Not Allowed Note: A Coastal Development Permit may be required, See Chapter 17.39 , Coastal Development Permits

(Ord. No. 662, § 2, 12-13-23)

Table 17.08.030, Development Standards—Commercial and Mixed Use Districts, prescribes the development standards for commercial and mixed use districts. Additional regulations are denoted in the right hand column. Section numbers in this column refer to other sections of this code.

TABLE 17.08.030: DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED USE DISTRICTS

A. Additional Height Allowance, NC District. The planning commission may allow up to thirty feet to encourage roofline variations and sloping roof treatments provided that the additional height is necessary for such roof treatment and that corridors protecting significant views are provided. Furthermore, to prevent long, unvarying rooflines, the planning commission shall consider the following guidelines when allowing a project to exceed twenty-five feet in height.

1. For buildings fronting on Main Street, not more than one-third of the west elevation of the building roofline and, if different, not more than one-third of the elevation of the longest building roofline should exceed twenty-five feet in height. This standard is intended as a guideline, not a strict requirement, and the planning commission may vary from this guideline as deemed necessary and useful to meet the intent of this section.

2. To the extent practical, significant view opportunities shall be preserved and protected through the use of view corridors and air space easements.

B. Required Building Location, CC District. The following building location requirements apply in the CC district.

1. Build-to Line. Buildings shall be located within ten feet of street-facing property lines for at least sixty percent of the linear street frontage.

2. Corner Build Area. Buildings shall be located within ten feet of the property line within thirty feet of the street corner.

3. Frontage Improvements. The area between buildings and the property line shall be improved as part of a wider sidewalk, outdoor dining/seating area, or with landscaping.

4. Exceptions. These requirements may be modified or waived through design review upon finding that:

a. Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the courtyard, plaza, or dining area; or

b. The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street.

[Figure: FIGURE 17.08.030(C): REQUIRED BUILDING LOCATION, CC DISTRICT]

FIGURE 17.08.030(C): REQUIRED BUILDING LOCATION, CC DISTRICT

C. Front Setback, TMU District. Where twenty-five percent or more of the lots on the same block face have been improved with buildings, the minimum front setback requirement shall be the average of the actual front setback of all improved lots on such block face or fifteen feet, whichever is less.

(Ord. No. 662, § 2, 12-13-23)

A. Building Transparency/Required Openings, Non-Residential Uses. Exterior walls of buildings or portions of buildings containing non-residential uses facing and within twenty feet of a front or street side lot line shall include windows, doors, or other openings for at least fifty percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than thirty feet without an opening.

1. Design of Required Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

2. Reductions through Design Review. The building transparency requirement may be reduced or waived through design review upon finding that:

a. The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, such as in the case of a cinema or theater; and

b. Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

[Figure: FIGURE 17.08.040(A): BUILDING TRANSPARENCY/REQUIRED OPENINGS]

FIGURE 17.08.040(A): BUILDING TRANSPARENCY/REQUIRED OPENINGS

B. Exterior Building Materials and Colors.

1. A unified palette of quality materials shall be used on all sides of buildings.

2. Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clapboard, painted metal clapboard or other quality, durable materials approved through design review.

C. Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards.

1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

2. To Circulation Network. Regular connections between on-site walkways and the public sidewalk shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main entry and sidewalk, generally no more than one hundred twenty-five percent of the straight line distance.

3. To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5. Interior Pedestrian Walkway Design.

a. Walkways shall have a minimum clear unobstructed width of six feet, shall be hard-surfaced, and paved with permeable materials.

b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.

c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

D. Additional Supplemental Regulations, CC, TMU, NC, and VSC Districts. The following additional supplemental regulations apply in the CC, TMU, NC, and VSC districts.

1. Building Orientation.

a. Buildings shall be oriented to face public streets.

b. Building frontages shall be generally parallel to streets.

c. Buildings shall be designed and oriented to minimize the visual intrusion into adjoining residential properties. Window, balcony, and deck locations shall be directed away from window areas of adjoining residences (on-site or off-site).

2. Building Entrances, Nonresidential Uses.

a. The primary building entrance shall face a public sidewalk.

b. Entrances located at corners shall generally be located at a forty-five-degree angle to the corner and shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements.

c. All building and dwelling units located in the interior of a site shall have entrances from a sidewalk that is designed as an extension of the public sidewalk and connect to a public sidewalk.

[Figure: FIGURE 17.08.040(D.2): BUILDING ENTRANCES, CC, TMU, NC, AND VSC DISTRICTS]

FIGURE 17.08.040(D.2): BUILDING ENTRANCES, CC, TMU, NC, AND VSC DISTRICTS

3. Limitations on Location of Parking. Off-street parking spaces shall be located to the rear of principal buildings whenever possible. Above ground parking may not be located within forty feet of a street facing property line. Exceptions may be granted through design review upon finding that:

a. The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible; and

b. The site is small and constrained such that underground parking or surface parking located more than forty feet from the street frontage is not feasible.

E. Rooftop View Decks, VSC District between Beach Street and Surf Street. In the VSC district between Beach Street and Surf Street, the use of a rooftop for decks for viewing or similar uses may be permitted subject to conditional use permit approval if the planning commission finds that by its location, screening, hours of operation, or other features, the use will not significantly adversely affect residences on the blufftop, especially during night time hours.

(Ord. No. 662, § 2, 12-13-23)